The Gap (Brisbane - Qld)

The Gap is positioned among the lower quartile of areas assessed nationally for population growth based on AreaSearch's assessment of recent, and medium term trends

As of Nov 2025, the population of The Gap (Brisbane - Qld) is estimated at around 18,391, reflecting an increase of 1,073 people (6.2%) since the Census in Aug 2021 which reported a population of 17,318. This growth was inferred from AreaSearch's estimation of the resident population at 18,377 following examination of ABS ERP data released Jun 2024 and an additional 83 validated new addresses since the Census date. This results in a population density ratio of 1,468 persons per square kilometer, higher than national averages assessed by AreaSearch. The Gap's growth rate positions it within 2.7 percentage points of the national average (8.9%), indicating strong growth fundamentals driven primarily by overseas migration contributing approximately 84.0% of overall population gains. For projections, AreaSearch adopts ABS/Geoscience Australia figures released in 2024 with a base year of 2022 for SA2 areas covered, and Queensland State Government's SA2 area projections released in 2023 based on 2021 data for areas not covered or post-2032. Age category splits are applied proportionally using ABS Greater Capital Region projections released in 2023 based on 2022 data when state projections do not provide age category splits.

Projections indicate a decline of 48 persons by 2041, but growth is anticipated for specific age cohorts, notably the 85 and over group projected to expand by 608 people.

AreaSearch analysis of residential development drivers sees The Gap recording a relatively average level of approval activity when compared to local markets analysed countrywide

AreaSearch analysis of ABS building approval numbers in The Gap shows an average of around 31 new dwelling approvals annually over the past five financial years. This totals an estimated 156 homes. In FY26 so far, six approvals have been recorded. Over the same period, an average of 5.4 new residents arrived per year for each dwelling constructed.

Demand significantly exceeds new supply, typically leading to price growth and increased buyer competition. New properties are constructed at an average value of $642,000, which is somewhat higher than regional norms, reflecting quality-focused development.

This financial year has seen $1.4 million in commercial development approvals, indicating a predominantly residential focus. Ninety-one percent of new development consists of standalone homes, with nine percent being medium and high-density housing. This preserves the area's suburban nature, attracting space-seeking buyers. The location has approximately 639 people per dwelling approval, demonstrating an established market. Population is expected to remain stable or decline, potentially reducing pressure on housing and creating opportunities for buyers.

The Gap has strong levels of nearby infrastructure activity, ranking in the top 30% nationally

The performance of an area can significantly be influenced by changes in local infrastructure, major projects, and planning initiatives. AreaSearch has identified a total of 13 such projects that could potentially impact the area. Notable among these are the Waterworks Road Mixed-Use Development, Tallowood The Gap, Childcare Centre at 1019-1023 Waterworks Road in The Gap, and another Childcare Centre at 689 Waterworks Road & 6 Greenlanes Road in The Gap. The following list provides details on those projects deemed most relevant.

Professional plan users can use the search below to filter and access additional projects.

Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.

The Gap ranks among the top 25% of areas assessed nationally for overall employment performance

The Gap has a highly educated workforce with professional services well represented. Its unemployment rate is 1.9%, as aggregated by AreaSearch from statistical area data.

As of June 2025, 9,873 residents are employed while the unemployment rate is 2.1% lower than Greater Brisbane's rate of 4.1%. Workforce participation stands at 67.7%, comparable to Greater Brisbane's 64.5%. Key employment sectors include health care & social assistance, professional & technical, and education & training. Notably, professional & technical employment is high, at 1.7 times the regional average.

Conversely, manufacturing is under-represented, with only 3.4% of The Gap's workforce compared to Greater Brisbane's 6.4%. The area appears to have limited local employment opportunities, as indicated by the Census working population vs resident population count. Over the year ending June 2025, labour force levels decreased by 1.4% and employment declined by 1.3%, maintaining a stable unemployment rate. In contrast, Greater Brisbane saw employment growth of 4.4% and labour force growth of 4.0%, with unemployment falling by 0.4 percentage points. Jobs and Skills Australia's national employment forecasts from Sep-22 project overall employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to The Gap's employment mix suggests local employment should increase by 7.2% over five years and 14.7% over ten years, though this is a simplified extrapolation for illustrative purposes only.

The economic profile demonstrates exceptional strength, placing the area among the top 10% nationally based on comprehensive AreaSearch income analysis

According to AreaSearch's aggregation of ATO data released for financial year 2022, The Gap had a median income among taxpayers of $64,882. The average income stood at $89,568. Nationally, these figures are high, with national averages being $55,645 and $70,520 respectively for Greater Brisbane. Based on Wage Price Index growth of 13.99% since financial year 2022, current estimates would be approximately $73,959 (median) and $102,099 (average) as of September 2025. Census 2021 income data shows household, family and personal incomes in The Gap rank highly nationally, between the 81st and 92nd percentiles. Income distribution reveals that 29.0% of locals (5,333 people) earn between $1,500 - 2,999 per week, similar to the surrounding region where 33.3% fall into this range. The area demonstrates affluence with 42.7% earning over $3,000 per week, supporting premium retail and service offerings. After housing costs, residents retain 87.9% of income, indicating strong purchasing power. The area's SEIFA income ranking places it in the 9th decile.

The Gap is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership

The Gap's dwelling structure, as per the latest Census, consisted of 92.2% houses and 7.8% other dwellings (semi-detached, apartments, 'other' dwellings). In contrast, Brisbane metro had no houses or other dwellings in its dwelling structure. The home ownership rate within The Gap was 39.4%, with mortgaged dwellings at 45.3% and rented dwellings at 15.3%. The median monthly mortgage repayment in the area was $2,253, aligning with Brisbane metro's average. The median weekly rent figure for The Gap was $490, while Brisbane metro had no recorded figures for these metrics nationally, The Gap's mortgage repayments were higher than the Australian average of $1,863, and rents were substantially above the national figure of $375.

The Gap features high concentrations of family households, with a median household size of 2.9 people

Family households account for 82.9% of all households, including 44.1% that are couples with children, 26.7% that are couples without children, and 11.5% that are single parent families. Non-family households make up the remaining 17.1%, with lone person households at 15.4% and group households comprising 1.7% of the total. The median household size is 2.9 people.

The Gap demonstrates exceptional educational outcomes, ranking among the top 5% of areas nationally based on AreaSearch's comprehensive analysis of qualification and performance metrics

The Gap has a significantly higher educational attainment than broader benchmarks. Among residents aged 15+, 46.9% have university qualifications compared to 25.7% in Queensland (QLD) and 30.4% nationally. This advantage is led by bachelor degrees at 29.6%, followed by postgraduate qualifications at 12.3% and graduate diplomas at 5.0%. Vocational credentials are also prominent, with 25.4% of residents aged 15+ holding them, including advanced diplomas (11.3%) and certificates (14.1%).

Educational participation is high, with 32.7% currently enrolled in formal education. This includes primary education at 11.0%, secondary education also at 11.0%, and tertiary education at 6.4%. The Gap's five schools have a combined enrollment of 3,206 students. The area has significant socio-educational advantages and academic achievement, with an ICSEA score of 1129. Education provision is balanced, with four primary schools and one secondary school serving distinct age groups. There are 17.4 school places per 100 residents, indicating strong educational infrastructure serving both local and surrounding communities.

Transport servicing is moderate compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility

Transport analysis shows 76 active public transport stops in The Gap, served by a mix of bus routes. These stops are covered by 8 individual routes, offering a total of 1,203 weekly passenger trips. Transport accessibility is rated as good, with residents typically located 255 meters from the nearest stop.

Service frequency averages 171 trips per day across all routes, equating to approximately 15 weekly trips per individual stop.

The level of general health in The Gap is notably higher than the national average with both young and old age cohorts seeing low prevalence of common health conditions

The Gap shows superior health outcomes, with both younger and older cohorts experiencing low prevalence of common health conditions. The rate of private health cover is notably high at approximately 63% of its total population (11,529 people), surpassing the national average of 55.3%.

Mental health issues and asthma are the most prevalent medical conditions in the area, affecting 8.3% and 7.8% of residents respectively. Conversely, 70.4% of residents report being completely free from medical ailments, compared to 0% across Greater Brisbane. As of 2016, 18.0% of The Gap's residents are aged 65 and over (3,310 people). Notably, health outcomes among seniors in the area exceed those of the general population in various health metrics.

The level of cultural diversity witnessed in The Gap was found to be above average when compared nationally for a number of language and cultural background related metrics

The Gap has a higher than average cultural diversity, with 10.6% speaking a language other than English at home and 25.0% born overseas. Christianity is the predominant religion, comprising 48.9%. Judaism, however, is overrepresented at 0.2%, compared to none in Greater Brisbane.

The top three ancestry groups are English (29.4%), Australian (23.0%), and Irish (11.7%). Notably, French (0.9%) Scottish (9.6%) and South African (1.1%) ethnicities are overrepresented in The Gap compared to the region.

The Gap hosts an older demographic, ranking in the top quartile nationwide

The Gap's median age is 42 years, which is significantly higher than the Greater Brisbane average of 36 and considerably older than the Australian median of 38. Compared to the Greater Brisbane average, the 45-54 cohort is notably over-represented at 16.2% locally, while the 25-34 age group is under-represented at 6.1%. According to the 2021 Census, the 15 to 24 age group has increased from 12.6% to 14.7%, while the 25 to 34 cohort has declined from 7.2% to 6.1%. Demographic modeling indicates that The Gap's age profile will change significantly by 2041, with the 85+ cohort projected to grow by 135%, adding 570 residents to reach 993. Residents aged 65 and older are expected to represent 79% of the population growth, while declines are projected for the 15 to 24 and 0 to 4 age groups.